Compare property prices per m² across Tunis neighbourhoods in 2026: La Marsa, Ennasr, Lac, El Mourouj, Manouba. Data from BCT and notary studies, with rental yield estimates.

Tunis Property Prices by Neighbourhood 2026: The Complete Comparison

Tunis is not one property market — it is eight overlapping ones. Two identical apartments can differ by a factor of two depending on their postcode. This guide cuts through the noise with verified price ranges per m², buyer profiles, and investment potential for each major district.

Methodology: Median price ranges for apartments (new and resale), H1 2025 data with 2026 projections (estimated 5–10% annual growth). Sources: BCT (Central Bank of Tunisia), Tunisian notary studies, Mubawab, Affare.tn.

1. La Marsa — Premium North Shore

Price per m² (estimate May 2026): TND 4,000–6,500 (approx. €1,180–€1,920)

Tunis's most coveted residential address. Waterfront properties command a premium; the hinterland offers more value without losing the La Marsa label.

Best for: High-net-worth buyers, Tunisian diaspora (France, Gulf), second-home investors.

Pros: Sea views, security, quality stock, strong long-term appreciation. Cons: Entry budget ≥ TND 550,000 for a 3-bed; heavy commuter traffic to central Tunis.

Diaspora note: TRE (Tunisians Residing Abroad) paying 100% in foreign currency benefit from a reduced registration rate of 1% CPF (vs. 6–10% standard). With 1 EUR ≈ 3.38 TND (May 2026), La Marsa is relatively affordable for euro-area buyers.

2. Jardins de Carthage / Gammarth — Premium Minus the Premium Price Tag

Price per m² (estimate May 2026): TND 3,200–5,200 (approx. €945–€1,540)

Planned residential zone offering gated communities with pools at a slight discount to La Marsa. Strong expat demand due to proximity to Tunis-Carthage Airport.

Best for: Senior executives, expatriates, diaspora buyers seeking a secondary residence.

Pros: Modern infrastructure, gated residences, growing new-build supply from established developers. Cons: Car-dependent; service charges TND 250–450/month in gated communities.

3. Ennasr — Best Value Family District

Price per m² (estimate May 2026): TND 2,800–4,200 (approx. €830–€1,240)

The go-to district for upper-middle-class families. Reputable private schools, retail, and relative traffic fluidity make Ennasr consistently one of Tunis's most liquid markets.

Best for: Families with school-age children, buy-to-live purchasers with a solid deposit.

Pros: Strong school ecosystem, varied stock (3- to 5-bed), good resale liquidity. Cons: Peak-hour congestion; some older blocks carry outstanding service-charge debt.

4. Lac I & II — Business District with Top Rental Yields

Price per m² (estimate May 2026): TND 2,500–4,500 (approx. €740–€1,330)

Tunis's economic core. Lac II (newer, more residential) outperforms Lac I on finish quality. Expat and corporate tenant demand keeps vacancy low.

Best for: Buy-to-let investors, entrepreneurs, expats seeking a city-centre base.

Pros: Gross yields estimated at 5–8%, low vacancy, airport/embassy proximity. Cons: Not a family neighbourhood; parking is scarce and costly.

5. El Menzah (1–9) — Established Suburban Balance

Price per m² (estimate May 2026): TND 2,200–3,800 (approx. €650–€1,125)

Nine distinct sub-sectors; Menzah 1, 6 and 7 command higher prices due to better amenities. Quiet, mature, well-served by public transport.

Best for: Tunisian resident families, civil servants, first-time buyers with a decent budget.

Pros: Green and calm, good public and private schools, competitive prices for the northern suburbs. Cons: Outlying sub-sectors (8–9) are less well-served; older stock may need renovation.

6. Ariana — Gateway to the Mid-Market

Price per m² (estimate May 2026): TND 1,900–3,100 (approx. €560–€920)

Ten minutes from Lac by car. One of Tunis's most liquid mid-market zones, with solid rental demand from students and workers.

Best for: Mid-budget buyers, first-time buyers, small-scale investors.

Pros: Affordable entry, decent transit links, strong rental demand. Cons: Dense urban fabric in some pockets; new-build quality varies by developer.

7. El Mourouj — South Tunis's Organised Popular Market

Price per m² (estimate May 2026): TND 2,100–2,900 (approx. €620–€860)

One of the largest AFH-developed residential zones south of Tunis. Good infrastructure for the price; eligible for the Premier Logement state scheme (2% rate, TND 220,000 cap).

Best for: Middle-class families, first-time buyers, Premier Logement applicants.

Pros: Competitive pricing, large apartments (4- to 5-bed), state aid eligibility. Cons: 30–45 minute commute to centre; fully car-dependent; limited retail quality.

8. Manouba — Most Affordable in Greater Tunis

Price per m² (estimate May 2026): TND 1,600–2,500 (approx. €475–€740)

Lowest entry prices in the first ring of Greater Tunis. TGM rail connection to central Tunis partially offsets the distance perception.

Best for: Budget first-time buyers, long-term patrimonial investors.

Pros: Lowest entry cost (3-bed from ~TND 120,000), TGM rail access, building land still available. Cons: Weaker secondary-market liquidity; fewer gated-community options.

Comparison Table — Tunis Property Prices by Neighbourhood 2026

Neighbourhood	Min price/m²	Max price/m²	3-bed budget (est.)	Gross rental yield
La Marsa	TND 4,000	TND 6,500	≥ TND 550,000	4–5%
Jardins de Carthage / Gammarth	TND 3,200	TND 5,200	≥ TND 430,000	4–6%
Ennasr	TND 2,800	TND 4,200	≥ TND 370,000	5–7%
Lac I & II	TND 2,500	TND 4,500	≥ TND 330,000	5–8%
El Menzah	TND 2,200	TND 3,800	≥ TND 290,000	5–7%
Ariana	TND 1,900	TND 3,100	≥ TND 250,000	6–8%
El Mourouj	TND 2,100	TND 2,900	≥ TND 280,000	6–8%
Manouba	TND 1,600	TND 2,500	≥ TND 210,000	7–9%

Reference data: H1 2025 (BCT, notary studies, Mubawab, Affare.tn). 2026 ranges estimated with 5–10% annual growth. Indicative figures — verify before any purchase decision.

FAQs

Which Tunis neighbourhood offers the best value for money in 2026? Ennasr and El Menzah deliver the best combination of services, price, and resale liquidity for families. Ariana is the one to watch for tighter budgets.

Are Tunis property prices still rising in 2026? Yes. The upward trend continues at an estimated 5–10% per year depending on the district (BCT, H1 2025 data). The credit crunch (portfolio down TND 200M in 2025) is suppressing demand but not asking prices, particularly in the northern suburbs.

Can foreigners and diaspora buyers access all neighbourhoods? Yes, with one caveat: non-residents may need governor authorisation for undeveloped land plots. Built properties can be purchased freely. TRE paying in foreign currency qualify for the 1% CPF preferential registration rate.

Published by TunisiaPromo Editorial. Last updated: May 2026. Next revision: May 2027. Sources: BCT Annual Report 2025, H1 2025 notary studies, INS, Mubawab, Affare.tn.